Another Successful Student

You have to LOVE this!!!!!!!!

She is such a great girl and I am so very proud of her... This could be you:-)....

Getting Through a Stonewalling Lender

Good Evening Folks,

I am headed to Hawaii and I wanted to make sure I wrote to everyone before I left. We are doing a boot camp there so I will be blogging. I went in April for two weeks and was MIA most of the time:-). Hawaii is one of my favorite places to visit - so peaceful, warm, great beaches, it is wonderful.

We have hired a few people to help us make some major changes - we are moving all our training classes to a state-of-the-art facility in Iowa, we are making a membership site with all kinds of great freebies for those who register, building an entirely new web site, starting a web TV show, offering all sorts of great services like tenant checking, online rental payments, property maintenance, and so much more. Just wait until it is all launched.

Working on all this has kept me really busy. I have been writing letters and making flyer's and posting information and working my butt off. My goal is to provide you with an amazing place to learn online - The Investors Edge University - is taking on a new life.

Once I get everything launched - I will post new information daily. It's a big commitment on my part because I will have to get online no matter what I am doing:-). I'm excited though. I need some structure on my life:-). I lose all structure in the summer when no kids are getting up for school - I sleep in, walk the dogs in the middle of the day, stay up really late, and just get out of control:-). It's a good life.

My youngest, Billy, just got his drivers license today! Another 16 year old on the roads - watch out. No seriously - he is a really good driver. All three of the kids are. It's hard to believe all three of my kids are so grown up. I am excited to have raised one amazing daughter and to have come into Billy and Kris' life when I did and get to be part of their raising as well. It's been a real blessing to have raised three wonderful children.

So, what does all this have to do with real estate investing - nothing. Just felt like saying hi to everyone before my 200 hour flight:-). Have a great evening, spend time with family, turn off the TV, make good use of this beautiful night...

Before I go - I wanted to give you some tips on how to GET THROUGH A STONEWALLING LENDER...

Trying to get through to the right person is difficult at times. Getting that individual to actually answer their phone is even more difficult. That’s why it’s important to get the fax number or e-mail address of the person you will be working with. Many times, their voice mail will tell you not to leave a message more than once in any 24-hour period. That’s how inundated they are. The trick is to do your best to get the rep’s e-mail address.

E-mail is one of the best ways for them to communicate with you. But if you can’t get an e-mail address and phone tag doesn’t work, then fax them repeatedly until you are contacted. They have so many delinquent loans they are dealing with that files are often pushed to the bottom of the pile. Constant communication helps keep your short sale on the top of the pile. We don’t want you to be so pushy that the rep doesn’t like you, but be professionally persistent enough to be taken seriously, even though you are a pain. Have you ever heard that the squeaky wheel gets the oil?


We have faxed the same rep over 200 times in one day … seriously. On one particular day, a rep simply refused to call us back. We had left over 13 messages. We were both very frustrated and were at our wits’ end. We don’t know what came over us, but we decided to fax until we got a call back. We began faxing throughout the day. Finally, at the end of the day, the rep called, yelling, “You faxed me over 200 times today! What is wrong with you?!” We stated that we hadn’t received a confirmation and didn’t realize how many times the fax had gone through. The rep stated that she would never work with us, because we had gotten her in trouble. We reminded her that tomorrow was a new day and we had nothing to do tomorrow except fax her again, and, after a long pause, she took our deal. It was great!

Don't let the bank push you around - stay tough....

BTW - you have to watch the bobble head video I put on my youtube page. It is hysterical:-).

Have a Blessed Day,

Dwan
www.youtube.com/dwanbenttwyford

Memorial Day

Hi Folks,

Sorry I have been off a few days...lots to do before we head to Hawaii.

Today is Memorial Day ... Do you know what this day signifies? It is a day to remember all the men and women who have fought for your freedom - freedom to read blogs, watch youtube, attend a seminar openly, be your own boss, marry who you want, for men and women to walk and talk openly, for your right to vote, for everything you should hold dear.

I hear so many people complain about America. I have traveled to over 30 countries - and we ARE blessed! We live in the greatest country in the world. So many people have sacrificed for our rights. I hope all of you take a moment today and say a prayer - not just for the fallen soldiers, but every single person who has fought for you whether you wanted them to or not. So many people came back maimed, mentally destroyed, lost homes in foreclosure, had wives or husbands cheat on them, weren't here to see their babies born, and so much more.

When I hear people complain about America - I get so upset. My thought is - if you don't like it - move out! Most Americans wouldn't last one week in another country. Much of the world is very poor, has little resources, had no technology, or offers little opportunity for you to become a self-made millionaire.

I don't mean to be on a soap box, but most of us really do take for granted what a great life we have. Even with all the foreclosures, the high gas prices, the recession we are supposed to be in - we are still the greatest country in the world. Our country was founded on Christian values and I hope we can remember that - God has truly blessed our country.

I have some great stuff coming up this week, so stay tuned.

Have a Blessed Day,

Dwan
http://www.theieu.com/

Changes in Freddie Mac/Fannie Mae Lending

Hi Friends,

Good afternoon ... I hope this posting finds you well. Before we get down to business, I have to tell you how excited I am that David Cook won American Idol. If you are reading all my posts, you know I always watch Idol ... what can I say - I do waste time once in a while, I guess:-). I think what excites me is that I see people get to live their dreams. I am living mine and it is the greatest feeling in the world. I teach to help you live yours and I get all weepy watching others live theirs. I was so excited last night I screamed when he won:-).

OK - down to business ... Freddie Mac has made a change to their lending guidelines - they are NOT refinancing properties that have been held in an LLC at any time in the previous six months. What does this mean to us? Nothing really - it just means we have to plan a little better.

• If you have any properties you plan to keep for long-term, this won't affect you at all.
• If you have a property you want to refinance and it is in an LLC - take it out of the LLC seven months prior, refinance it, and then put it back into the LLC.
• Find a lender who is willing to refinance a property in an LLC - other than Freddie Mac or Fannie Mae.
• Put the property into a Land Trust naming the LLC as your beneficiary.
• Do what we do and take properties "subject to."

We take properties subject to. Once we accumulate several, we make the homeowners payments on time for awhile, and then refinance them all at once using different banks. This way, I am not applying for 10 loans at the same bank. I am applying for 10 loans at 10 different banks. It is much easier to qualify this way. I do all my re-fi's at once and then collect rentals for awhile and do it again. This also gives me lots of different banks or work with when I do need to borrow money.

As lenders, the government or the IRS try to change laws, we have to stay ahead of the game. Most of these new laws in the foreclosure business are in place to prevent homeowners from being taken advantage of. Sadly - there are lots of predators out there. A few bad apples ruin it for the rest of us.

As long as we stay ahead of the game, run our business ethically, and ALWAYS do what is right for the homeowner - we can sleep at night without worry of going out of business.

If you don't already have a Land Trust - I'll give you one. Email me at www.dwan@theieu.com and request a FREE Land Trust. I'll email you the one I use ... FREE!

Don't wait - email today - also ... we are having a scratch and dent sale on some products that came back to us slightly damaged. If you need something, name it in your email, and I'll have Billy call you and see what we have left. We are selling things as low as $149.

Have a Blessed Day,

Dwan

BTW - Fannie Mae hasn't adopted this policy yet, but, most likely, will very soon.

www.theieu.com

Permanent Boot Camp Location

Hi Folks,

I am so excited! We have made the decision to use one of our buildings in Clinton, Iowa as a permanent boot camp location. I know some of you are already saying, "I'm not going to Iowa!" Hey - it's OK...you'll be glad you did.

We really want to help you to become as successful as possible. By holding classes in one location, we can add a bus trip to the classes. In addition, we own rentals there and will be able to offer many new services:

• State-of-the-art location
• Catered lunches
• Parties on the rooftop
• A bus trip to look at and PURCHASE properties right where we invest
• Monthly property maintenance
• Someone to process rental applications for you
• Handy men you can trust
• MUCH cheaper hotels
• Riverboat gambling
• and much more

We are really excited to make this change and we hope and pray you will support our decision. In this tough market, we feel it will be a major asset for you to be able to invest where we invest. We can't guarantee success, but if you follow what we do - you should have the same results ... rentals that are FULL and CASH FLOWING!

We have done very well in river front towns and want to offer the same to you. We are planning to hold the first class in July. Instead of teaching in Chicago - we are going to try to have the space ready for - The Investors Edge University Training Center.

If you are struggling in this market, please plan to attend a class as soon as possible. Our goal is to teach you how to survive the crashing market and come out on top.

On a sad note...one of my dogs - Ruthie - has had cancer for a while. We had to put her to sleep today. It is a sad day for me, so say a little prayer for me today. Thanks for you support...

Have a Blessed Day,

Dwan

www.theieu.com

What To Do if Your Rentals are NOT Producing

Good Afternoon Friends,

I received this response to one of my posts and I want to share it with you...Again - this is why I dedicate so much of my time to teaching. God has given me a gift and a business I can share with others that can change their lives. Thanks for your support. Each time I read a letter like this, I thank God for the blessing of being part of your life and for you being part of mine...

Dear Dwan,
I am a real estate investor who for several years has done very well. I am a buy and hold investor as well and I, too, enjoy sharing and educating along the way. I had purchased rehabbed and then refinanced. This became my income and artificially produced a very high income I became accustomed too. Last year when the lending business changed overnight, my income was gone...who moved my cheese?

Since then, I have gone back to work in the industry I was in prior to becoming a full time investor. I have to say I love the work and the people, and yet I love the freedom being self employed gave to me and my beautiful wife. Unfortunately, I also had a property manager who has been less than 100% ethical. I have a total of 64 properties, of which 19 are building lots. The majority of my rental are with this one PM company. So I received a double whammy wake up. Instead of me getting my 14-15k per month I began getting 1k-2k per month.

I then began a short sale process to sell my properties. The real estate agent took so long to do their job (third one hired to do the short sale) that the properties are now being foreclosed on. I am reading your book, which I received when I attended a seminar in December. It is renewing my strength and confidence. And now with reading your subject to, and using land trusts to take possession of your rentals, this will be the direction I will head.

I am inspired and re-committed to get back to rebuilding my real estate, and your blog, your book and the stories within have been a direct catalyst.

God Bless you and thank you.

Wow! Thanks for the kind words. I do want to offer some advice right now. If you have 64 properties, sell some of them and pay off the others. Say you were able to sell off 50 - use that money to pay the other 14 off completely. This way you'll still have several rentals to start over with.

I realize that the market is down - but - did you know that you can do your OWN short sales. Call the bank, explain that you have 64 properties that are in foreclosure, get the bank to agree to accept a short sale and list them in the MLS - "subject to a short sale." You should get a ton of offers. If other investors by any of them from you, have them give you some cash at the closing. Use the cash to pay off the others or if there are any with equity, sell them in a package to pay off others.

Put them in smaller packages - maybe 6 or 7 in a group. Advertise them on www.craigslist.com. We have had great response buying and selling on craigslist. If they are bundled together, you might get some interest. Folks, if any of you are stuck with unwanted rentals, try this. You'd be surprised what you can come up with when you need to.

Sadly, markets like these can catch people with their pants down - there are hundreds of thousands of investors who got caught up in the pre-construction craze sitting with 1/2 finished properties that now require a payment. It's unfortunate...

The good news is that you can rebuild and be much better off. Did you know that Henry Ford went bankrupt 7 times? Think about this - started a company ... filed bankruptcy; started another company ... filed bankruptcy; started another company ... filed bankruptcy; started another company ... filed bankruptcy; started yet another company ... filed bankruptcy; started yet another company ... filed bankruptcy; started another company ... now it's getting painful just to read ... filed bankruptcy; started Ford Motor Company and many of you now pay him.

Think about what it must have taken to go bankrupt 7 times! All your friends thinking you are a nut for starting another company, people losing faith in you, you losing faith in yourself...what perseverance it must have taken.

So, when a market like this catches you off-guard, turn lemons into lemonade....

• Sell some of your rentals to pay off others.
• Rent to people in the Section 8 program.
• Use the Section 9 program - people with aids.
• Use programs for people with substance abuse.
• Use program for people just getting out of jail.
• Use special needs housing programs - handicapped people.

There are all sorts of programs where the government will PAY you HUGE amounts of rent. All you have to do is search them out and use them. ALL my tenants are from the Section 8 program. My rent is paid by the government and I am getting rent increases every year. Nothing is vacant and none of my rent went down during this housing market.

I like to think of government programs as "recession proof" rentals. There is no person elected into public office who would sign a bill stopping programs for the poor and handicapped. It will never happen.

Folks, this does not have to be the end of the world - change what you are doing and you will come out on top.

Hope this helped some of you. Rentals can make you very wealthy and can also cause you to lose everything. Even if you have lost everything because of rentals - do what I said the other day - use subject to's to rebuild during this market. You will come out on top.

Buy in places like the Midwest. Especially river front towns. Gambling boats are huge and anyplace along a river will soon have a gambling boat - which means more jobs - which means more hotels - which means more jobs - which means new industry will move in - and so it goes...

Have a Blessed Day,

Dwan

www.youtube.com/dwanbenttwyford

Rising Foreclosures and Subject To's

Hi Friends,

The rising foreclosure rate is staggering. I read today that in some counties in Colorado 1 in every 86 homes is in foreclosure. It's so hard to imagine. How can so many people be losing their homes?

I was talking with another educator yesterday and he said there is a Bill on the table right now to outlaw "subject to's" in the entire country. I would hate to see that happen because that is how we take our rentals. Whenever you hear of anything like this - do something about it. We are planning to support a lobbyist who is going to bat for investors nationwide. Sadly, we have no real voice in Washington. As I get more information, I'll let you know what you can do to be part of the solution.

Speaking of subject to properties... this is how we get most of our rentals. We have the homeowners deed the property into a "Land Trust" and then we become the beneficiaries. We have an attorney who is our Trustee. As beneficiaries, we are the owners of the property. Many people don't understand what a land trust is and how it works.

The deed is filed into the name of a land trust - instead of into YOUR name. That deed is filed at the courthouse and the land trust is now the new owner. The actual land trust itself is a document kept by you. In the document it states who is the trustee (the person who represents the land trust) and who is the beneficiary (the owner of the trust and; therefore, the owner of the property). The land trust document is NOT filed. It is kept in your hands. This is why the bank does not realize that the title changed...people are allowed to put their properties into an asset protection entity without calling the "due on sale" clause.

We name the land trust the property address. So, if we were buying a property located at 123 Elm Street. We would name the land trust - The Elm Street Land Trust. The bank assumes that the homeowners put their property into a trust for asset protection. If I named the trust - Bill and Dwan's New Rental - it would raise red flags. The new deed now states that the Elm Street Land Trust is the new owner. The ONLY document filed at the courthouse is the new deed. The actual land trust remains in your possession, naming you as the beneficiary...get it?

By using this method, we are able to take all our rentals without ever raising any questions with the banks. By taking over the homeowners payments, we don't have to qualify for new loans every time we get a new rental. With this crashing market, taking over properties subject to is the best way for you to accumulate wealth without having to use your own money.

I keep telling everyone - if you have the means to keep rentals right now - do it. Properties have never been so cheap. Take a look at my youtube pictures. There is a cute, little white house. We just got a new tenant for $600 a month - moving in June 1. The payment is $233. How crazy is that? It's a great deal for everyone. Part of the reason we are going to start doing boot camps in Iowa is to expose you to some of the amazing deals we are getting.

As more people lose their homes, they will need to rent. You can fill a need as well as help homeowners get a fresh start. What can be better than that?

OK, I have to run. I am doing a live call in 20 minutes...hopefully you will be tuning in.

Have a Blessed Day,

Dwan
www.youtube.com/dwanbenttwyford

Jim Ferebee - $40,000 in ONE day!

You have to love this guy!!!

Dwan, thank you for the opportunity to take these photos with you. It was an absolute Honor to stand beside someone who has changed my life completely when it came to being able to finally do something for myself and quit my job at Ford Motor Company.

I could not have done this without the benefit of having your course and following what you laid out for me to do. You truly have changed my life and I appreciate you forever....I had co-workers saying that I was crazy to leave a job like that. I believe they did not wany me to make it just so they could say I told you so.

Even what I thought was a close friend did not believe that I could do it and was told that I was crazy as hell to think that a bank would discount their loans so that I could come along and make money like that and that I was a dreamer and I need to stay at Ford where I belong. But boy did I prove them wrong......

I have my boss fax number and quite often send them a copy of my checks just to show them it can be done. I feel like McDonalds, "I'm Loving It"

Thanks Dwan!!!!

Sincerely,

Jim Ferebee Jr

$10,000 paycheck

Hi friends,

I just wanted to take a quick minute and post this. I received this email today...


Hi Bill & Dwan & Staff,

I wanted to share with you that I closed my first deal!!! It actually closed while I was still in LA for the Scripts Bootcamp last week. I made $10,000 on it, and a copy of the check is attached. Your classes and materials really made this success possible. Especially the NLP techniques were a big eye opener for me! Besides the concrete things that I learned by taking the bootcamps, what really did it for me is the inspiration and the example of how you guys talk during the bootcamps.

Thank you very much!

I reallyrespect the high level at which you guys teach this business!

Thank You,
Roelof Drenth

Isn't this great!!! What is stopping you!!!

I'l be back a little later with some real estate updates.

Dwan

Elliott made ONE MILLION dollars his first year!

Investing in Iowa

Hi Friends,

I wanted to let you know that Bill and I are going to start teaching ALL our boot camps in Clinton, Iowa. You may be asking yourself ... why???

Several reasons - we own a beautiful building there with an amazing space, hotels are cheap, we are tired of dealing with hotels and people who don't do their job ....

Most importantly - we are going to add a bus trip to our classes and take you to properties that you can buy and also show you what we are doing. There are sooo many deals in this small town and it is a safe place to put your investing dollars, especially in this down market.

We want you to be successful and we figure if you invest where we do...you can't go wrong. So, if you are planning on attending a boot camp, Iowa is the place to be:-).

Think about it...if you aren't registered for a class..come. You will love it.

Thanks,

Dwan
www.youtube.com/dwanbenttwyford


This is the building you'll be coming to...

Encouragement and Hope

Hi Friends,

I want to share a comment I received on my blog. This email touched me so much, I cried. A lot of people ask me why I teach. I hear comments like - If you're doing so well in real estate why do you teach, do you still do deals, how long has it been since you did a short sale and stuff like that.

The Bible speaks of gifts. Each of us has a special gift. Some of us know our gift and others haven't discovered it yet. A "gift" can be anything - prophesy, preaching, teaching, making quilts, counseling, playing basketball, teaching someone to read, being a volunteer, being a great parent...anything. It is important for each of you to take some time and find your gift. Once you know what it is, you can use it to the fullest and you'll feel satisfaction using your gift and sharing it with others.

I am blessed to have several gifts from God - I have the gift of hospitality ( I am a great host), the gift of encouragement, the gift of teaching, the gift of discernment, and several others along those lines. Because of that, I love to teach and offer hope to others. I had a very rough start - single mom, no money, no formal education, no car...it was bad.

I have done very well for myself in real estate - and, yes, we still do deals ( I posted two on my youtube account that we just picked up last week) - because of that, I want to encourage others to be successful as well. I am the first person in my entire family (both parents, all my cousins, everyone) to become a millionaire. Not only did I make a million once..I have been blessed enough to make well in excess of that EVERY year. God put in on my heart many years ago to teach and encourage others.

That brings me to this email...please read it and you'll understand why I do what I do...

Dwan, I just luv, luv you; And I want to thank you for this blog. I am going to log in here daily, and use you as my inspiration and motivation for starting to invest in real estate. Dwan, may I share with you, I have had some personal things happen, (I lost a child, and a dad in the same week, and now we are losing our home due to an ARM) I have allowed those things to knock me down, and now I am having trouble shaking it off, getting up and getting going again. I know that when God is ready to change our lives, he sends people into our lives, and that is what happened when I found your Blog. After reading your profile, I promised myself that I am going to log into this Blog everyday, so I can keep my attitude in check, and my motivation level up! I thank you again, for just sharing with us, and blogging so faithfully.You are REAL, and GENUINE, and you give me courage to go out there and get started. May God continue to greatly Bless your family and Business! Looking forward to your daily blogs.
Elisa - Florida

Isn't that amazing? Elisa, I want to thank you for your kind words. It is because of you and other people like you that I teach classes, travel all over the country, post blogs, take the time to coach, and encourage others. I feel like God placed me in your life to make a difference and you have made a difference in mine as well. When someone reads a letter like that, how can they wonder why I teach?

It is a privilege from God for me to help others and to make a difference. People always talk about changing the world, but I think the average person thinks they have to do something huge and larger than life. I make changes one person at a time...that's how God does it...one person at a time. If it's good enough for God, it's good enough for me:-).

I still like the thrill of the deal though, so we still do deals. This year we are focusing on buying and holding, so we won't be flipping that many. In fact, we have kept everything we have gotten our hands on this year. We are getting things so cheap, it's a shame to sell them.

So folks..I want to encourage you to learn this business, become wealthy, help homeowners who really need you, and most importantly - let me help you. I won't let you down...

Ok - it's Tuesday and I have a call and American Idol:-). What can I say...I waste some of my valuable time on TV. I love to see people live their dreams and that is exactly what happens with these kids on Idol. They get a chance to live the dream. Hey, if you happen to tune in - vote for David Cook - he's my favorite...cutie pie:-).

Make it a point to make a difference in the life of someone else today. You'll be glad you did.

Have a Blessed Day,

Dwan
www.youtube.com/dwanbenttwyford

Finally

Hi Folks,

I can finally get back on!!! My blog got locked and it took me this long to figure out what to do.

Since it is late tonight, I'll get back to posting tomorrow. I have lots to share...

Not only do I have a blog...I have a You Tube account now, too. Am I getting with the program or what???

Check out some great deals and what other students are doing...You'll be glad you did.

Have a Blessed Night,

Dwan
http://www.youtube.com/DwanBentTwyford